Planning and Access Committee

R H Y B U D D O G Y F A R F O D / N O T I C E O F M E E T I N G

Awdurdod Parc Cenedlaethol Eryri

Snowdonia National Park Authority

Emyr Williams

Prif Weithredwr

Chief Executive

Awdurdod Parc Cenedlaethol Eryri Penrhyndeudraeth
Snowdonia National Park Authority Penrhyndeudraeth

Gwynedd LL48 6LF

Ffôn/Phone (01766) 770274

E.bost/E.mail : [email protected]

Ffacs/Fax (01766)771211

Gwefan/Website: : www.eryri.llyw.cymru

Cyfarfod :

Pwyllgor Cynllunio a Mynediad

Dyddiad:

Dydd Mercher 3 Ebrill 2019

Amser

10.00 y.b.

Man Cyfarfod:

Plas Tan y Bwlch, Maentwrog.

Meeting:

Planning and Access Committee

Date:

Wednesday 3 April 2019

Time:

10.00 a.m.

Location:

Plas Tan y Bwlch, Maentwrog.

Aelodau wedi’u penodi gan Gyngor Gwynedd
Members appointed by Gwynedd Council

Y Cynghorydd / Councillor :
Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Judith Mary Humphreys, Edgar Wyn Owen,
Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;

Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy
Members appointed by Conwy County Borough Council

Y Cynghorwyr / Councillors :
Philip Capper, Wyn Ellis-Jones, Ifor Glyn Lloyd;

Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government

Mr. Brian Angell, Ms. Tracey Evans, Mrs. Elinor Gwynn, Mr. Neil Martinson, Mr. Ceri Stradling, Mr Owain Wyn.

A G E N D A

1. 2.

Apologies for absence and Chairman’s Announcements

To receive any apologies for absence and Chairman’s announcements.

Declaration of Interest

To receive any declaration of interest by any members or officers in respect of any item of business.

3.

4. 5.

Minutes

The Chairman shall propose that the minutes of the meeting of this Committee held on 6^thMarch 2019 be signed as a true record (copy herewith) and to receive matters arising, for information.

Inspection Panel Reports

To submit the report of the Southern Area Inspection Panel held on 13^thMarch 2019 together with the report by the Director of Planning and Land Management on the application. (Copy herewith)

Reports by the Director of Planning and Land Management

To submit the reports by the Director of Planning and Land Management on applications received. (Copies herewith)

6.

7.

Update Reports

To submit update reports, for information. (Copies herewith)

Delegated Decisions

To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)

ITEM NO. 3
SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE
WEDNESDAY 6^thMARCH 2019

Councillor Elwyn Edwards (Gwynedd) (Chairman)

PRESENT:

Members appointed by Gwynedd Council

Councillors Freya Bentham, Alwyn Gruffydd, Annwen Hughes, Judith Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;

Members appointed by Conwy County Borough Council

Councillors Philip Capper, Ifor Glyn Lloyd, Wyn Ellis-Jones;

Members appointed by the Welsh Government

Mr. Brian Angell, Ms. Tracey Evans, Ms. Elinor Gwynn, Mr. Neil Martinson, Mr. Owain Wyn;

Officers

Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Mr. Richard Thomas, Mrs. Iona Roberts, Mrs. Anwen Gaffey, Mrs. Gwen Aeron.

1.

2.

Apology

Mr. Ceri Stradling.

Declaration of Interest

Councillor Annwen Hughes declared both a personal and prejudicial interest in Item 4 (1) on the Agenda, under paragraphs 10 (2) (c) (i) and 12 (1) of the Code of Conduct for Members, and left the meeting whilst the matter was being considered.

Councillor Wyn Ellis-Jones declared both a personal and prejudicial interest in Item 4 (3) on the Agenda, under paragraphs 10 (2) (a) (i) and 12 (1) of the Code of Conduct for Members, and left the meeting whilst the matter was being considered.

3.

Minutes

The minutes of the Planning and Access Committee meeting held on the 23^rdJanuary 2019 were accepted and the Chairman signed them as a true record.

Arising thereon, Item 5 (1) Alterations to existing dwelling and extensions at ground and lower ground level, construction of new external patio area including alterations to existing retaining wall, construction of garage and engineering works to create additional parking areas (revised scheme), Froneithyn, Aberdyfi. Case Officer advised that following further measurement, the extension was in fact 4m² smaller than the size of the original dwelling.

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4. 5. 6. 7.

Report by the Director of Planning and Land Management

Submitted – Report by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached.

Update Reports

Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached.

Delegated Decisions

Submitted and Received – List of applications determined in accordance with delegated authority.

RESOLVED to note the report. Planning Appeal

Submitted and Received – copy of the following appeal decision:- Appeal by Mr. Andrew Speers against the Authority’s decision to refuse planning permission for the change of use from C1 to C3 (Dwelling) at 1 Ty Bodfor, Rhes Bodfor, Aberdyfi. LL35 0EA. (Appeal dismissed).

The meeting ended at 11.15

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ITEM 3.1

SCHEDULE OF PLANNING DECISIONS – 6^thMARCH 2019
Item No.

4.

Report by the Director of Planning and Land Management

(1)

NP5/69/16C – Proposed erection of 2,700 square metre (135m x 20m x 7.03m)

32,000 bird poultry unit for the production of eggs, improvements to access track and associated ground works, Castell Mawr Farm, Llanegryn. Reported – The Director of Planning and Land Management advised that following the decision taken at the Planning and Access Committee on the 5^thDecember 2018, and assessed against the revised Planning Policy Wales Edition 10, officers concluded that new material information had been raised and the application was now being re-submitted to the Planning and Access Committee for further consideration. Further information on odour, dust and noise levels received. The Environmental Health Officer considered the further information was still insufficient. The applicant has requested that Members defer consideration to the next meeting of the Planning and Access Committee in order to submit further details.

RESOLVED to defer consideration at applicants’ request.

(2)

NP4/11/247L – Part change of use of unit to provide dog grooming service, Unit D,

Royal Oak Stables, Betws y Coed. Reported – Officers to seek reassurance with regard to foul water drainage.

RESOLVED to grant permission in accordance with recommendation.

(3) (4)
NP4/26/271B – Change of use of agricultural building into a coffee roasting unit, Hafod-y-Geunan, Nebo, Llanrwst.

NP5/50/415D – Alterations and two storey extension to former public toilets to create a dwelling, Ty Bach, Aberdyfi. Reported – Case Officer advised that the plan on page 66 of the Agenda was incorrect and should be disregarded.

(5)

NP5/57/946C – Erection of 5 dwellings comprising 3 terraced dwellings, and 2 semi-

detached with new vehicle/pedestrian access, and associated road and landscaping, site near Llety’r Bugail, Pencefn, Dolgellau. Reported – Case Officer presented the report and Members and Officers further discussed landscaping conditions. Officers confirmed that the application was below the threshold for a language impact assessment and that the applicant was required to indicate which of the dwellings was subject to a Section 106 affordable local occupancy agreement prior to any permission being granted.

(6)

NP5/57/1152 – Change of use of second and third floors into two houses of multi-

occupation, 4 Frondirion, Dolgellau. Reported – Case Officer presented the report and detailed background. Public Speaking Mr. Rhys Davies, the Agent, addressed the Planning and Access Committee and asked Members to consider the following:-

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-

the application was for change of use of a building to provide accommodation for

chefs who work in The Royal Ship Hotel, Dolgellau and George III Hotel, Penmaenpool. Chefs are experienced and generally an older demographic which will represent 75% of the building’s occupants.
--transport will be provided to transfer staff between work and their accommodation. concerns were raised that the development would result in anti-social behaviour. The Housing Act 2004 introduced new mandatory licensing for Houses of Multiple Occupation (HMO’s) which ensures the highest of standards.
-

-a property manager will be employed and should any anti-social behaviour occur, then the licence holder would be subject to a fine of up to £5k. There is also a fine of £20k for not having the necessary licence. Members were assured that all measures will be taken to ensure no anti-social behaviour problems at this property.

(7) (8)
NP5/70/9L – Erection of detached garage, land adjoining Plas Gywair, Llangywair. Reported – Case Officer presented the report and advised upon local concerns.

RESOLVED – Site Inspection.

NP5/71/AD38A – Installation of 5 information panels, Caer Gai, Llanuwchllyn. Reported – Members supported the principle of providing information panels but noted concerns over design, materials and the proposed locations. Members felt the interpretation boards should be in keeping with the location. The Director of Planning and Land Management advised that the content of the information panels was not a planning matter and could be discussed at a future meeting of the Members’ Working Group. RESOLVED to defer consideration, discuss matters raised and re-present to the next meeting of the Planning and Access Committee.

5.

Update Reports

(1)

Enforcement Notices, Listed Building Enforcement Notices served under delegated

powers and List of Compliance Cases – For Information Arising thereon, NP2/16/ENF448 – Unauthorised Quarrying, Hendre Ddu Quarry, Cwm Pennant The Head of Development Management and Compliance advised that the matter will be discussed with the North Wales Minerals and Waste Planning Authority.

RESOLVED to note the report.

(2) (3)
Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information

RESOLVED to note the report. Section 106 Agreements – For Information

Arising thereon, NP5/61/LB32J – Change of use of part of ground floor restaurant to dwelling The Head of Development Management and Compliance advised that the application was now withdrawn.

RESOLVED to note the report.

(4)

Outstanding Applications where more than 13 weeks have elapsed – For

Information RESOLVED to note the report.

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ITEM 4.0

SNOWDONIA NATIONAL PARK AUTHORITY SOUTHERN AREA INSPECTION PANEL, 13^thMARCH 2019 NP5/70/9L – ERECTION OF DETACHED GARAGE, LAND ADJOINING PLAS GYWAIR, LLANGYWAIR.

PRESENT

Councillors Elwyn Edwards, Elfed Powell Roberts.

APOLOGIES

Councillors Freya Bentham, Annwen Hughes, John Pughe

Roberts, Gethin Glyn Williams, Mr Brian Angell, Mrs Elinor Gwyn, Mr Ceri Stradling.

IN ATTENDANCE

REPORTED
Mr Aled Lloyd, Head of Development Management and Compliance.

- Details of application. - Proposal is to erect a detached garage on land adjoining Plas Gywair. Plas Gywair is a Grade II Listed Building. - Garage will have a volume of 44m²and will incorporate a slate roof, stone faced walls and timber cladding. There will be a window on each elevation. The overall height of the building will be c4.5 metres. - This is a revised proposal following a withdrawal of a previous application for a similar building which was to be located close to the former stable buildings at Plas Gywair within the curtilage of the listed building. - Response from consultees include an objection from the Community Council on the grounds of:



Buildings are available within the existing curtilage if another garage is required.



Development within an open field. Development is located close to private dwellinghouse.



Window in the development which would have an adverse impact on the privacy of neighbours. Noise from the garage would disturb neighbours.
- Letter of concern from the occupiers of the nearest residential dwelling. - No objection from Gwynedd Council Highways.

DISCUSSION

Members of the Panel noted the location of the proposed

garage in an open field and not within the curtilage of Plas Gywair. The Panel considered that there was sufficient land within curtilage of Plas Gywair for a detached garage which would avoid the need to encroach into the open countryside. The members considered that the proposal is contrary to Development Policy 1 of the Eryri Local Development Plan (2016-2031) in that the location,

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siting and scale of the development is not compatible with the capacity and character of the site.

CONCLUSION

That this was an unnecessary intrusion into open

countryside, and that there is sufficient land within the curtilage of the listed building to accommodate the development.

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PREVIOUS REPORT

Snowdonia National Park Authority Date: 06/03/2019 – Planning & Access Committee

Application Number: NP5/70/9L Community: Llangywer
Date Application Registered: 09/10/18 Grid Reference: 290418.8 332170.9

Case Officer: Mrs. Sara Thomas

Location:

Land adjoining Plas Gywair, Llangywair.

Applicant:

Mr. Mark Adcock Plas Gywair Llangywair Y Bala

Description:

Erection of detached garage.
LL23 7BY Site: Land adjoining Plas Gywair, Llangywair. Proposal: Erection of detached garage and change of use of land to form extension to domestic curtilage.

Consultee Responses:

Llangywair Community Council Gwynedd Council - Highways
Object Conditions and advisory notes recommended

Ecology

No comments received

Designations:

Open Countryside Adjacent to shaded building within Smaller Settlement of Llangywer Adjacent to Grade II Listed Building

Publicity Undertaken:

Site Notice: Yes

Press Notice: N/A

Neighbour Letters: Yes

Reason(s) Application Reported to Committee: Delegation Scheme

Community Council objecting to proposal

Planning History: None relevant.

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Relevant Planning Policies – Eryri Local Development Plan 2016-20131

Policy No.

Policy

16DFf
General Development Principles Sustainable Design and Materials Natural Environment Historic Environment

Assessment:

1

Site

1.1 The site is located within the smaller settlement of Llangywer on part of an agricultural field,located between Troed y Glyn, a two storey dwelling built within the last 10 years and Plas Gywair and its associated buildings which are Grade II Listed Buildings.

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Proposal

2.1 The proposal involves the change of use of land to domestic curtilage including construction of a detached garage at the corner of the field adjacent to the gates to Plas Gywair together with the construction of a drive / turning space. Access from the highway is shown to be gained through the existing field access.

2.2 The garage is shown having a footprint of 44m2 and a height to apex of c.4.5m. Externally the garage is shown clad in natural stone on its south, eastern and western elevation, on its rear elevation waney edge horizontal timber cladding is shown. A naturals slate roof is proposed and timber window frames. No garage door is proposed only a large opening and no gate is proposed on the access.

2.3 This is a revised proposal following the withdrawal of a previous application for a similar building which was located close to the former stable buildings at Plas Gywair within the curtilage of the listed building.

2.4 An unregistered application for the conversion of former stable buildings at Plas Gywair has been received by the Authority, it remains unregistered as a full bat survey is required which cannot be undertaken until May.

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Consultation responses

3.1 The Community council has objected to the application detailing the following reasons –
 Buildings are available within the existing curtilage if another garage is required
 Development within an open field  Development is located close to private dwellinghouse  There are windows in the development which would have and adverse impact on the privacy of neighbours
 Noise from the garage will disturb neighbours

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3.2 One further letter of concern has been received from the residents of the nearest residential dwelling. They raise concerns that this is development in open countryside and it would be close to a private dwellinghouse leading to a risk of disturbance, noise and overlooking rising from the development.

3.3 Cyngor Gwynedd Highways department have no objection to the proposal subject to conditions and advisory notes being included as part of any approval.

3.4 One of the conditions requested by Cyngor Gwynedd Highways department requires a visibility splay of 30m to be achieved for the access which would result in the removal of a large section of hedgerow. In consultation with the applicants agent the highways department has agreed to waive their requirement for this condition as due to the amount of traffic that use the country lane and the likely speed of traffic.

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Policy considerations

Principle of Development

4.1 The most relevant polices to consider in relation to this proposal includes
Development Policy 1 and 6, which seek to ensure that: